Sunday Poll: Should The Presidential Nominating Process Be Revised?

Both major political parties hold their conventions next month. Both parties now have a presumptive nominee, but some think the processes used by the Republicans & Democrats should change:

Both parties have complex mechanisms for choosing presidential nominees, with each state holding caucuses or primaries under different rules. Candidates earn delegates to back them at the summer nominating conventions, with a certain number required to clinch the nomination.

Democrats embraced superdelegates in 1982 to make sure party leaders have a say in who is nominated. By giving key insiders more voice, leaders hoped to avoid what some saw as a mistake in 1972, when George McGovern won the nomination but was a weak general election candidate. (AP)

This is the subject of today’s non-scientific poll:

Public Should Be Notified of Proposed Street Closures/Vacations

This morning the full Board of Aldermen will meet, but they won’t have a final vote on Board Bill 64  — a bill to vacate a short block of 17th Street — because it has been moved to the “informal calendar” as a result of fierce grassroots opposition being vocalized to the full board. See Proposed 17th Street Closure Would Reduce Safety & Security For Existing Residents Around Monogram Project.

BB64 passed unanimously in committee, though Downtown Neighborhood Association Executive Director Jared Opsal spoke against it. Had we all known about it we would’ve packed the hearing room. Which is why the developer & Ald Davis didn’t tell us. However, my post today isn’t about BB64, it’s about the broader issue of notification about street vacations.

The fact that a bill giving away a public right-of-way (PROW) so many of us use daily could move so quickly before being noticed is shocking. I don’t want this to happen to others in the city. Your alderman might tell you of such things, but not all of us are that lucky.

What we need is a process for public notice, not unlike the one used for liquor licenses, zoning changes, etc.  I think it need several components:

1. Posted notice at the location for at least 15-30 days in advance of first hearing
2. Mailed notice to property owners within 500′-1,000′ of location

The same should apply to blocking an end of a street, severing the street grid. It was the street grid that first attracted me to St. Louis 25+ years ago, it has been painful watching as we repeatedly make short-sided decisions here and there. Death by a thousand cuts.

I urge the Board of Aldermen to establish a process of notification regarding proposed street closures & vacations.

— Steve Patterson

Readers Overwhelming Support Good Samaritan Laws To Break Into Hot Cars To Rescue Kids and/or Pets

Laws regarding kids or animals left in hot cars vary by state, but the newest being passed are good Samaritan laws that breaking into hot cars to rescue kids or animals believed to be in danger.

From Monday:

Good Samaritans who break into vehicles in an attempt to rescue children trapped inside would be protected from civil liability under legislation pending before Missouri Gov. Jay Nixon.

The bill’s sponsor, Rep. Elijah Haahr, a Springfield Republican, said the goal is to encourage people to act quickly if they believe it’s necessary to save kids from dangers such as deadly excessive heat. (KMOX)

This was the topic for the recent non-scientific Sunday Poll:

Q: Would you support or oppose a law that allows breaking into hot cars to save kids and/or animals?

• Strongly support 12 [32.43%]
• Support 14 [37.84%]
• Somewhat support 3 [8.11%]
• Neither support or oppose 1 [2.7%]
• Somewhat oppose 1 [2.7%]
• Oppose 3 [8.11%]
• Strongly oppose 2 [5.41%]
• Unsure/No Answer 1 [2.7%]

Nearly 80% support. I looked for arguments against such laws, but couldn’t find anything. More than 16% indicated opposition, so I’m curious to hear why.

— Steve Patterson

Proposed 17th Street Closure Would Reduce Safety & Security For Existing Residents Around Monogram Project

Over the last 8+ years I’ve written about the view from my balcony many times, including last Friday. Today’s post is about three locations I’ve covered separately: former CPI building, 17th St, and the former CPI parking lot:

• April 2014: Parking in Former CPI Corp Lot Now $5/Day or $65/Month
• August 2015: 17th Street Should Be Two-Way Again
• April 2016: Monogram Building, Formerly CPI Headquarters, To Become Loft Apartments

Turns out the Kansas City developer isn’t keen on making 17th Street two-way as I suggested last year — he wants the city to abandon it for his private project. Board Bill 64 cites “Monogram Building LLC will use vacated area to improve safety and security.”  What about the safety of everyone else who lives adjacent? Not having access to 17th Street will reduce our safety & security!

I get it — they want residents in the Monogram to be able to park in the new building and walk to their building safely, but their safety shouldn’t come at our expense. We all use 17th Street to access Washington Ave via foot & vehicle. We have a vacant commercial space that’s visible from Washington Ave. Also cut off from access to Washington Ave would be the former Dragon Trading building, Blu, Leather Trades. etc.

This block of public property measures 50′ x 150′, or 7,500 square feet. Ideally 17th Street would remain public. But if the city will cave and butcher our street grid again. we get something in return. In exchange, the developer should give 16.5′ of the East end of the lot so the 16th St right-of-way would be 50′, instead of 33.5′. This is 2,475 square feet. This would permit two-way traffic (18′), parking (14′) and generous sidewalks (18′) on both sides.  They’d pay to reconstruct the West side of the widened 16th Street.

Additionally, St. Charles St (which is a glorified alley) should be widened from 38 feet to 50 feet so there’s room for 2-way traffic. trash & recycling dumpsters, moving vans, etc.  A would require another 2,184 sq ft (12′ x 182′).

So we give up 7,500 sq ft in public property, but gain back 4,659 sq ft — a net loss of 2,841 sq ft.  I’d prefer a zero loss of public right-of-way, but if they rebuilt the West side of 16th I could see it as a fair reallocation that could benefit everyone.

I ask that everyone reading this post to contact their Alderman before Friday and ask them to vote against the bill as written or amend it as I suggest above.

— Steve Patterson

We Must Ask Different Questions Before Expanding Our Convention Center

St. Louis is again considering keeping up with the Joneses:

The city’s convention center complex should expand to more than 900,000 square feet, half again its current size, according to a report given Thursday to the St. Louis Convention & Visitors Commission.

Such improvements would bring a “minimum” 37 percent increase in additional business and would position the downtown neighborhood “to re-energize and redevelop,” the report concluded. (Post-Dispatch)

So many red flags in this quote. I’m always suspicious about reports promising increased business — especially that conventions will energize downtown. That’s what they said of the Old Post Office parking garage that replaced the historic Century Building over a decade ago! We should have the promised 24/7 downtown by now.

In the mid-1960s Mayor Cervantes (1965-1973) had backed an existing plan to build a convention center West of Union Station, serving less than 75 trains per day by then. Other business leaders wanted to raze the Old Post Office and they wanted a barrier to the North to hide the 1952 Cochran Gardens public housing — which was built to clear “slums”. They pushed their own plan — in conflict with the new mayor. They didn’t get to raze the Old Post Office, but they did get to create a physical barrier between public housing and the central business district. However, a 1968 study showed the near north location would perform poorly compared to the Union Station site and another location being considered:

The bulky study that ERA delivered to the city in May 1968 concluded, “the addition of a modern convention center is both appropriate and eco- nomical,” attracting annual attendance of 518,000 (including 386,000 at conventions and tradeshows) and generating 192,000 new hotel room nights in the city every year.

Yet where the ERA assessment was quite positive about the promise of a new convention center, it also argued that the site of the proposed facility would be critical to its achieving its potential. The ERA analysis was quite direct (and prescient) in arguing that, while “a convention center can play an important role in stimulating nearby commercial development . . . construc- tion of a single building regardless of its ancillary economic benefits, seldom stimulates downtown revitalization to any great extent.”

The study examined three possible sites. A civic center location, with proximity to hotels, ample parking, and an excellent environment would yield a net annual income of $71,000. A Union Station location, at a greater distance from the center of the core, would generate a net income of $20,000. The third site, the north side, was far and away the most problematic. While the location was convenient to existing hotels, the ERA conclusion was that a center built there “would operate at a serious disadvantage.” The problem was that the location was a “marginal environment,” filled with “one-, two-, and three-story retail stores in a generally deteriorated condition.” With greater likelihood of traffic congestion, the “North Side location would seriously curtail convention center use by local residents and by conventions.” A center there would attract half the annual convention and local events of an alterna- tive site, generating far less attendance and an annual loss. (Convention Center Follies: Politics, Power, and Public Investment in American Cities by Heywood T. Sanders)

The success of a convention center didn’t matter — they wanted it to form a physical barrier:

For Sverdrup and for Civic Progress, the new Busch Stadium and the proposed convention center served purposes far beyond baseball games or association meetings. Both major public projects were viewed as changing the physical environment of the core area’s fringe, and as spurs to new private investment.

As a wall, the bulk of a massive convention center could literally shut off the business district and the big department stores from the public housing projects and “cancerous” slums to the immediate north. The entrance to the new center would face south, focused on the downtown core, bringing convention attendees from nearby hotels and restaurants. To the north would be blank walls and loading docks facing the land cleared with federal urban renewal funds. (same)

They worked/fudged the numbers and finally got the public to pay for it:

The formal assessment by Disney’s “numbers man,” Buzz Price, that one downtown official termed “very optimistic,” amply sustained the notion that millions of visitors and attendees would flock to downtown. Price’s imprimatur on the Riverfront Square project thus neatly validated the judgment of Sverdrup and the Civic Progress leadership—St. Louis was on the verge of becoming a major visitor destination. When Mayor Cervantes’s Spanish Pavilion plan was hatched, it neatly followed both the model of Riverfront Square and its location. And the premise of the 1966 ERA study of the pavil- ion was that “Millions of local residents and tourists will be attracted” to the Arch, and that the new stadium would draw “Hundreds of thousands of persons . . . many of them from 100 to 200 miles away.”

Buzz Price’s positive assessment of the Spanish Pavilion was reinforced by the Disney connection. In turn, the forecast numbers from Price and Economics Research Associates for the Pavilion’s attendance and revenues bulwarked the sense among the Civic Progress members that the downtown would see a flood of new people and economic activity. When the possibility of de- veloping a major new convention facility surfaced in 1966, the experience of Chicago, Boston, and San Diego appeared to validate the potential of a center. And once again, the assessment by ERA provided a seemingly expert and reliable forecast of the likely performance and attendance of a new convention center.

ERA’s estimates of the performance of a new center were indeed viewed as so reliable by the St. Louis business leadership that Sverdrup and his firm’s staff simply appropriated them—verbatim—for their own analyses and for the formal presentation of the Convention Plaza redevelopment plan. It was the seeming credibility of ERA, Buzz Price, and project manager Fred Cochrane, as well as the firm’s connections and reputation within the theme park industry, that sustained Mayor Cervantes’s extended commitment to the Union Station site.

St. Louis’s downtown revitalization plans were thus based on the expert judgments of the “best and the brightest” in the planning and economic analysis world. Yet the city’s business leaders were not entirely devoted to following the consultants’ recommendations. When Fred Cochrane of ERA repeatedly warned against building a convention center on a north side site, the interests and goals of a unified business leadership simply overrode his conclusion. For the members of Civic Progress and their colleagues, the interests and concerns of “Cubby” Baer, Donald Lasater, Leif Sverdrup, and the Edison brothers fully trumped outside expert advice. The new convention center was far more about “protection from erosion” than potential as a meeting venue. (same)

The Spanish Pavilion was a huge flop — less than a quarter of projected traffic. It closed within a year. Basically, we built a convention center at the location we were told would perform poorly because influential business leaders selfishly wanted it there to protect their nearby interests.

The new Cervantes Convention Center occupied four city blocks — closing 8th St & Dr. King Dr. Ninth & 7th streets were open but faced with harsh blank concrete walls for two blocks. The back of the convention center faced North sending the a message “You’re not welcome downtown.” In the early 90s the center was expanded South to Washington Ave and the dome was added to the East — closing 6th & 7th.

We need to be focusing on reconnecting neighborhoods to downtown — not continuing more than a half century of separation.

A 2014 review of Heywood Sanders’ book gives a good overview of the convention center fallacy:

The idea behind convention centers is to bolster the local economy by attracting visitors who would otherwise spend their money elsewhere. The best measure of success is the number of hotel room-nights they generate.

Sanders’ numbers tell the real story. Washington, D.C.’s new convention center was supposed to deliver nearly 730,000 room-nights by 2010; the actual number for that year was less than 275,000. Austin, Texas’ expanded center was supposed to bring 314,000 room-nights by 2005 but produced just 149,000. The 2003 expansion of Portland, Ore.’s convention center was expected to yield between 280,000 and 290,000 room-nights, but the actual number was 127,000 — far less than before the center’s expansion. Atlanta, Chicago, Dallas, Milwaukee, Minneapolis, Pittsburgh and Seattle are among other cities that have had similar experiences. The challenge is to find an exception to the rule.

That’s not all. When projects fail and debt service mounts, consultants routinely conclude that the center needs a “headquarters hotel,” which at the very least requires a large public subsidy. Sometimes the lack of developer interest results in the hotel being publicly owned. It’s a classic example of finding yourself in a hole and continuing to dig. (Governing)

The topic of expansion/updates was the subject of the recent Sunday Poll:

Q: Agree or disagree: Our region’s convention center, aka America’s Center, should be expanded to accommodate larger conventions

• Strongly agree 13 [32.5%]
• Agree 3 [7.5%]
• Somewhat agree 4 [10%]
• Neither agree or disagree 2 [5%]
• Somewhat disagree 1 [2.5%]
• Disagree 6 [15%]
• Strongly disagree 9 [22.5%]
• Unsure/No Answer 2 [5%]

Half agree on expansion, but the other half are split. As you’ve likely guessed, if you’re still reading, I’m very skeptical about promises made by convention center consultants.  I don’t have an answer for what we should do, only advice to begin asking the right questions.

— Steve Patterson